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HomeMy WebLinkAboutAgenda Statement 1980/06/24 Item 08 COUNCIL AGENDA STATEMENT Item 8, Meeting Date 6/24/80 ITEM TITLE: Public Hearing - Consideration of tentative subdivision map for Chula Vista Tract 80-21, Bonita Centre East SUBMITTED BY: A. BACKGROUND: Director of Planni~ (4/5ths Vote: Yes No~) 1. The applicant has filed a te.ntative subdivision map known as Bonita Centre East, Chula Vista Tract 80-21, to subdtvide 18.2 acres located at the southeast corner of Otay Lakes Road and Bonita Road into one 3 acre commercial lot and three residential lots (15.2 acres total) containing a total of 109 condominium units. The property is zoned C-C-P and R-3-P-8. 2. The site plan and architecture of the proposed development have been reviewed and approved by the Design Review Committee. The commercial development was approved on March 6, 1980 (DRC-BO-19) and the residential development on April 2, 1980 (DRC-80-29). 3. The Environmental Impact Report, EIR-79-7, on this project was certified by the Planning Commission on April 8, 1979 and forwarded to the City Council on May 15, 1979. B. STAFF RECOMMENDATION: Concur with Planning Commission recommendation with (a) condition number 1 modified to specify that Council will accept payments in-lieu of the actual construction of low or moderate income units; (b) add to Resolution PCS-80-21 condition #22, that prior to City Council acceptance of the final map, the developer shall submit written evidence of an agreement with the Chula Vista Elementary and Sweetwater High School District. C. PLANNING COMMISSION RECOMMENDATION: On May 28, 1980 the Planning Commission by a vote of 6 to 0 (one member absent) recommended that the City Council approve the tentative subdivision map for Chula Vista Tract 80-21, Bonita Centre East in accordance with Resolution PCS-80-21. D. DISCUSSION: 1. Existing site characteristics. The project site is an "L" shaped property with slightly more than 400 feet of frontage along Otay Lakes Road and over 1,000 feet along Bonita Road. The topography, with an average natural slope of 17%, varies from a relatively level area along Bonita Road to very hilly terrain with slopes up to 50% in the southeast corner of the site. The northerly one-third of the site lies within the 100 year flood level of the Sweetwater River and is presently subject to inundation. 2. Proposed development. a. Commercial. )J j1 jr 1) Lot 1 is a level 3 acre commercial lot, zoned C-C-P, with approximately 410 feet along Bonita Road and 280 feet along Otay Lakes Road. The site is to be developed with 3 one and two story structures (30 feet high) and a gazebo with a total area of 22,965 sq.ft. Access to the site is provided by a single two way driveway on both streets. Parking for 133 cars is provided on-site. Form A-113 (Rev. 11/79) (continued) EXHIBITS Agreement____ Resolut;on____ Ordinance____ Plat____ Notification List Other ENVIRONMENTAL DOCUMENT: Attached Submitted on 8, Page 2, Item Meeting Date 6-24-80 2) The design features include pitched roofs of varying heights with medium shake shingles. The front elevations will consist of wood siding, fascias and trim. The rear elevations will consist of combination wood siding and stucco. The pedestrian areas and portions of the planters will be textured paving. Land- scaping is to be provided throughout the project including the areas adjacent to the rear of the building. b. Residential. 1) The proposed residential development, at a density of 7 units per acre, will consist of 8 basic floor plans combined into 4 housing types. There will be 3 single family units; 18 duplexes, 6 five-plexes and 5 eight unit clusters consisting of a six-plex and duplex. The majority of the units will be split level structures and distributed on each of the lots as follows: Lot 2 3 4 Acres Number of buildings and type 6 (3) five-plexes, (3) 8 unit clusters 5 (3) five-plexes, (2) 8 unit clusters 21 (3) single family, (18) duplexes 32 5.2 3.0 7.0 Totals 15.2 Number of Units 39 31 39 109 2) A description of the various floor plans is presented below: Plan Number Bedrooms A B C D E F G H 32 22 16 6 11 9 6 7 2 3 2 3 3 3 2 + den 2 Open Space (sq. ft.) 275 225 230 350 260 280 245 250 Parking Detached one-car garage Detached one-car garage Detached one-car garage Attached two-car garage Attached two-car garage Attached two-car garage Attached two-car garage Attached two-car garage Storage (cubic feet) 200 (96 adjacent) 250 (100 adjacent) 200 (83 adjacent) 250 (in garage) 250 (in garage) 250 (in garage) 250 (in garage) 250 (in garage) 3) There will be 70 single car garages and 39 two car garages, providing a total of 148 spaces within a garage. In addition, 125 open guest parking spaces will be provided throughout the project bringing the total to 273 parking spaces, a ratio of 2.5 spaces per unit. 4) The units are proposed to be served by a private street system, although the Planning Commission reconmended that street "A" and "B" be offered for dedication. The primary street intersects both Otay Lakes Road and Bonita Road and will have a right-of-way width of 32 feet with a 5 foot wide sidewalk located on one side and a 24 foot wide travel way. Because of the topography, the street grades will be relatively steep with 10% to 15% grades on the southeasterly portion of the site. /0173 (continued) Page 3, Item 8, Meeting Date 6-24-80 5) The proposed design of the buildings will be very attractive, con- sisting of contemporary Spanish and rustic ranch style architecture. Blue glazed roof tile is proposed for the 5 and 8 unit clusters (with the option of substituting red concrete tile approved by the Design Review Committee). The primary exterior material will be stucco accented by stained wood fascias, beams and railings. The remaining units (single family and duplexes) will have medium shake shingle roofs and exteriors of ship-lap siding. The privacy walls and fences are to be treated with the same materials as their respective units. 3. Grading. a. The proposed grading plan shown on the tentative map is primarily for construction purposes and a grading plan reflecting finished grades and contours will be submitted upon application for building permits. b. The grading will consist of approximately 50,000 cubic yards of cut and fill and an additional 50,000 cubic yards of imported fill. Cuts up to 40 feet and fills of up to 10 feet will take place on the southeasterly portion of the site. The lower areas, subject to inundation, will be elevated approximately 5 feet to eliminate possible flooding. Because of the split level construction, a number of retaining walls are proposed throughout the project. Although there will be extensive grading, it will be minimized to the extent compatible with development by the use of retaining walls and split level structures. c. It has been found that landsliding has occurred on the hill located at the southeast corner of the site. In order to increase the safety factor against future landsliding to an acceptable degree, a buttress fill is proposed in that location. The adequacy of the buttress fill will be determined upon submittal of the grading plan and soils report. 4. Low and moderate income housing. The developer is required to address the issue of making 10% of the units (11 units) availab1e to low and moderate income families. Because of the anticipated costs and type of development, the proposed units are projected to be far above the price range of low and moderate income families. Therefore, the developer has contacted the Community Development Department in an effort to determine what pro- grams are available or how they will be expected to participate in order to satisfy this requirement. The Community Development Department indicated that it would be infeasible to participate in any type of subsidy program. In lieu of the developer submitting a program to satisfy the Housing Element, I am recommending that the developer be allowed to pay a fee into a fund which would be used to buy land and construct 10wlmoderate housing in other locations in the city. Since a fee has not been established as of this date, it is necessary to condition the map upon the City Council determination of an appropriate fee prior to the approval of a final map. To implement this recommendation, Council IS resolution should modify con- dition no. 1 of the Planning Commission's resolution to specify in the fourth line that Council,"....will accept payment in-lieu ....11 /D113 Page 4, Item Meeting Date 8, 6/24/80 This approach to glvlng developers the option of providing the housing or a fee would be similar to the City's park dedication ordinance, where in-lieu fees are an acceptable alternative to construction of a park. The developer submitted a letter addressed to the Planning Commission and the City Council requesting a waiver from any requirement of participation in low/moderate housing assistance. Several representatives of the project were in attendance at the Planning Commission meeting; however, no opposition was raised to any of the recom- mended conditions of approval. 5. Schoo 1 s . The Municipal Code prOVlslons covering school dedication and fee requirements sets forth the procedure wherein the Governing Body of the school districts is required to submit clear and convincing evidence to the City Council that conditions of overcrowding exist in one or more attendance areas within the district which will be impacted by a particular project. In lieu of such evidence, the district may submit to the Council a letter indicating that they have already reached an equitable agreement with the developer. Frequently the district and the developer reach an equitable agreement prior to Council consideration of the map and, therefore, no further City involvement is required. Unfortunately, there has been a communication breakdown between the developers and the districts on the last 6 or 7 projects being processed through the City. In each case the Planning Department has made direct contact with the districts, emphasizing the need for a written response, with mixed results. The Sweetwater District has now submitted a letter indicating that both the Bonita Vista Jr. and Sr. High Schools which will serve the subject project, are operating beyond the designated capacity and, there- fore, fees are being requested. The Governing Board is meeting on June 26 to consider a new fee schedule and the District is asking that the City condition approval of the final map upon the adopted schedule in effect at that time. The Chula Vista Elementary District has not reached an agreement as of this date, therefore an oral report will be given at the Council meeting. ~Zr~~ ~ ~-- ---:----;- _,------::----'- - - , , 0 l ..' I ~ J DJ P : c b C~\I ~"..:~..~ t,-). ';~. ~'. '-.1, -~#--~!~..._--- !0/73 Office of JENNIE M. FULASZ, CITY CLERK City O~ ChuQa qh~ta CALIFORNIA Date: To: Subject: ( ) Resolution No. ( ) Ordinance No. You will find enclosed a certified copy of the City Council document approved at the meeting of 01~-UV :r. JENNIE M. FULASZ, CMC City Clerk Enclosures STAR NEWS: Pie.Me. pu.bwh :th.-L6 doc..ume.n:t on and ~end ~ a c..opy 60~ O~ O~nanc..e Book. RECORVER: Pie.Me. fLec..ofLd ~cU..d doc..ume.n:t and ~e.:t~n ..u. :to ~ at yo~ e~~:t c..onvenienc..e. A~o enc..lo~e.d -fA the. ORIGINAL c..opy 06 the agfLeemen:t. PieMe have d exec..u.:ted and fLe.:tUM :to :thL6 06 6-{.c..e. //]/73 276 Fourth Avenue, Chu1a Vista, CA 92010 (714)575-5041 CC-685 (Rev. 10/79)